91 Miller Rd · Pittsfield, MA 12029

$795,000

4 bd · 3.0 ba · 2,022 sqft · SingleFamily public records · 6 Days on market

Built 1760 2.79 ac lot ↓ 9% since listing

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Appreciation +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Knoll Rock, a beautifully restored post-and-beam Dutch Colonial dating to 1760 and set on 2.79 acres, this distinctive property offers a rare opportunity to own a piece of early American architecture thoughtfully updated for modern living. Conveniently located between the Berkshires and the Hudson Valley, the home features four bedrooms and four full bathrooms centered around a spacious open-concept living and dining area showcasing original chestnut ''shot gun'' beams and wide-plank wood floors - hallmarks of its 18th-century heritage - along with the contemporary addition of an eco-friendly bioethanol fireplace. The thoughtfully designed kitchen outfitted with premium appliance

Key facts

• 2.79 acre lot
• Built 1760
• Listed 6 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $795k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $795k).
• Cap rate 10.7% vs local median 3.6% in Pittsfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#70 in MA, #3,820 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: employment C-, amenities D+, schools D.
• New Lebanon Central School District (rural): math 56% / reading 57% proficiency, ranked #313 of 755 in NY (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 comparable units currently listed for rent nearby; 136 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $5k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Columbia County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $223k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts; this cycle's ask has dropped $480k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1760 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $795,000

Questions for the listing agent

1. Built in 1760 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.67%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $523,698
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Cunningham Hill Rd. Rd	0.49mi	4/2.0	2,200 (+9%)	23mo	$570,750	$259	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.48×
• Total profit: $105,779
• Equity at exit: $171,354

10-year hold

• IRR: 17.7%
• Equity multiple: 2.69×
• Total profit: $375,170
• Equity at exit: $162,958

Cash invested: $222,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 20 Strongly Tenant-Friendly
• State Massachusetts: 20 Strongly Tenant-Friendly · D+15
• County: — inherits STATE
• City: — inherits STATE

Cambridge / Boston historically rent-controlled (preempted 1994 but consideration ongoing); strong tenant protections; court backlogs.

Methodology + full state rankings →

ZIP-level market 12029

• Home prices YoY: -0.4%
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $10,000 medium
• Mortgage (P&I): −$4,169
• Tax from tax record: −$493 /mo · $5,919/yr
• Insurance: −$331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,100
• Net cashflow: $2,906

Break-even live

Break-even rent $6,321

Max offer price $795,000

Occupancy floor 66%

Sensitivity live

Price	-10% $3,356	-5% $3,131	+0% $2,906	+5% $2,681	+10% $2,456
Rent	-10% $2,116	-5% $2,511	+0% $2,906	+5% $3,301	+10% $3,696
Rate	-1.0pp $3,307	-0.5pp $3,109	base $2,906	+0.5pp $2,700	+1.0pp $2,491

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $198,750
• Closing costs: $23,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
77 Vandenburg Rd Canaan, NY	3.0	3.5	2800	$10,000	$3.57	24d	1	1.35mi

Listing history 19 events

1. 2026-02-27
   status Pending
2. 2026-02-27
   status Pending
3. 2026-02-20
   listed $1,275,000 Active
4. 2026-02-20
   listed $795,000 Active
5. 2026-02-17
   historical
6. 2026-02-17
   historical
7. 2026-02-16
   listed $795,000 Active
8. 2026-02-13
   historical
9. 2026-02-13
   listed $1,275,000 Active
10. 2025-10-24
    historical
11. 2025-10-24
    historical
12. 2025-09-12
    price $1,275,000
13. 2025-08-14
    price $799,000
14. 2025-08-14
    price $1,300,000
15. 2025-07-23
    price $1,350,000
16. 2025-06-04
    listed $850,000 Active
17. 2025-06-04
    listed $1,399,000 Active
18. 2025-05-28
    historical
19. 2025-05-28
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MA · Partial reset (capped growth)

• Current annual tax: $5,919 · $493/mo
• Projected year-2 tax: $7,849 · $654/mo
• Expected delta: +$1,930/yr (+$161/mo · 32.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $120,000
• − Mortgage interest: −$44,532
• − Property taxes: −$5,919
• − Insurance: −$3,975
• − Repairs & maintenance: −$9,600
• − Management: −$9,600
• − Depreciation: −$23,127
• Taxable income: $23,246
• Est. tax owed @ 24.0%: −$5,579
• After-tax cash flow: $29,298/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: New Lebanon Central School District
• NCES district ID: 3620430
• Math proficiency: 56% ▲ 1.00%
• Reading proficiency: 57% ▼ -3.00%
• Median HH income: $60,848
• Composite: 50.96/100
• National rank: #3837
• State rank: #313 of 755 in NY

Livability — Pittsfield

• Score: 75/100
• State rank: #70
• US rank: #3820

Category grades

Amenities D+ Commute A+ Cost of living B Crime D Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 44,848
• Population (ZIP): 1,017

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 58,662 people
• By 2030: 56,557 · -3.6%
• By 2040: 51,324 · -12.5%
• By 2050: 45,790 · -21.9%
• By 2075: 35,232 · -39.9%
• By 2100: 25,846 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 3%
• Common ancestry: Slovak 8% Romanian 4% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Columbia

• 2024 margin: D (+14.7) · D 57.4% · R 42.6%
• 2008→2024 swing: +1.3pp toward D · 2008: 13.4pp · 2024: 14.7pp
• All cycles: 2024: D+14.7 2020: D+16.7 2016: D+1.4 2012: D+11.7 2008: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.54%
• Current HPI: 384.886
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.28%
• F500 in state: 38

Industry mix (Fortune 500 HQ in MA)

Industry	F500 HQs	Revenue
▸Technology	3	$17B
▸Insurance	2	$84B
▸Retail	2	$76B
▸Life Sciences	1	$43B
▸Energy Technology	1	$31B
▸Aerospace / Defense	1	$18B

Price history

-8.9% since first listed

19 events — show timeline

• 2026-02-27 Pending — HVCRMLS
• 2026-02-27 Pending — HVCRMLS
• 2026-02-20 Listed $1,275,000 HVCRMLS
• 2026-02-20 Listed $795,000 HVCRMLS
• 2026-02-17 Coming Soon — HVCRMLS
• 2026-02-17 Coming Soon — HVCRMLS
• 2026-02-16 Listed $795,000 HVCRMLS
• 2026-02-13 Coming Soon — HVCRMLS
• 2026-02-13 Listed $1,275,000 HVCRMLS
• 2025-10-24 Listing Removed — BCMLS
• 2025-10-24 Listing Removed — BCMLS
• 2025-09-12 Price Changed $1,275,000 BCMLS
• 2025-08-14 Price Changed $799,000 BCMLS
• 2025-08-14 Price Changed $1,300,000 BCMLS
• 2025-07-23 Price Changed $1,350,000 BCMLS
• 2025-06-04 Listed $850,000 BCMLS
• 2025-06-04 Listed $1,399,000 BCMLS
• 2025-05-28 Coming Soon — BCMLS
• 2025-05-28 Coming Soon — BCMLS

Property tax history

+3.8%/yr

Latest (2025): $5,919 · +21.8% YoY. Source: county tax records.